Resale Project Scorecard
Bartley Residences
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2015 · 702 units
Grade S, 8.40 out of 10, the 16th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 84 yrs
- Resales, 12 months to Oct 2026
- 26
- To Bartley MRT
- 70 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Bartley Residences Score
- S
- Grade
- Score out of 10
- 8.40
- Highest score among 180 resale condos in District 19
- 16th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +2.09% — top-quartile performance within its 2015-era cohort (72nd percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Maris Stella High School (Primary) at 0.06km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Maris Stella High School (Primary)
- Paya Lebar Methodist Girls' School (Primary)
- Cedar Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
702 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%10/10
70 m from Bartley MRT (CC12) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.26% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.47km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Bartley Residences scores 8.40
Bartley Residences scores 8.40 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 54th of 2,350 resale condos scored in Singapore and 16th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoBartley Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 10/10 | 7.5/10 | +0.33 | 92% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bartley Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bartley Residences Prices
By unit type at Bartley Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom463 sq ft | 463 sq ft | $790,000 to $910,000 | $1,727 psf | 6 |
| 2-bedroom872 sq ft | 872 sq ft | $1.43M to $1.95M | $1,868 psf | 5 |
| 3-bedroom1,098 sq ft | 1,098 sq ft | $2.00M to $2.52M | $1,921 psf | 10 |
| 4-bedroom1,378 sq ft | 1,378 sq ft | $2.58M to $2.74M | $1,967 psf | 3 |
Past transactions at Bartley Residences
26 resales, Nov 2025 to Oct 2026 · median $1,859 psf · $790,000 to $2,740,000 · all 26 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Oct 2026 | 3 Lorong How Sun | 13 | #13-1515— · Blk 3 | — | 1,346 | $1,686 | $2,268,000 | Resale |
| 16 Sep 2026 | 5A Lorong How Sun | 7 | #07-32323BR · Blk 5A | 3BR | 1,066 | $1,952 | $2,080,000 | Resale |
| 11 Sep 2026 | 3 Lorong How Sun | 13 | #13-1111— · Blk 3 | — | 1,636 | $1,589 | $2,600,000 | Resale |
| 3 Sep 2026 | 1 Lorong How Sun | 7 | #07-03034BR · Blk 1 | 4BR | 1,378 | $1,967 | $2,710,000 | Resale |
| 7 Aug 2026 | 1A Lorong How Sun | 4 | #04-06063BR · Blk 1A | 3BR | 1,184 | $1,917 | $2,270,000 | Resale |
| 3 Aug 2026 | 5A Lorong How Sun | 14 | #14-35353BR · Blk 5A | 3BR | 1,163 | $2,064 | $2,400,000 | Resale |
| 27 Jul 2026 | 5A Lorong How Sun | 16 | #16-35353BR · Blk 5A | 3BR | 1,163 | $2,047 | $2,380,000 | Resale |
| 9 Jul 2026 | 1 Lorong How Sun | 8 | #08-04044BR · Blk 1 | 4BR | 1,378 | $1,876 | $2,585,000 | Resale |
| 2 Jul 2026 | 5 Lorong How Sun | 12 | #12-27272BR · Blk 5 | 2BR | 797 | $1,795 | $1,430,000 | Resale |
| 29 May 2026 | 5A Lorong How Sun | 4 | #04-34341BR · Blk 5A | 1BR | 560 | $1,586 | $888,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,614 psf |
| Dec 2025 | 3 | $1,746 psf | $1,637 psf |
| Jan 2026 | 4 | $1,854 psf | $1,627 psf |
| Feb 2026 | 2 | $1,816 psf | $1,597 psf |
| Mar 2026 | 2 | $1,952 psf | $1,652 psf |
| Apr 2026 | 2 | $1,694 psf | $1,646 psf |
| May 2026 | 3 | $1,793 psf | $1,599 psf |
| Jun 2026 | — | — | $1,640 psf |
| Jul 2026 | 3 | $1,876 psf | $1,674 psf |
| Aug 2026 | 2 | $1,991 psf | $1,642 psf |
| Sep 2026 | 3 | $1,952 psf | $1,612 psf |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.8% a year, ranked 60 of 78 in D19 and 455 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bartley Residences Rent
- Median rent a month
- $3,000 to $5,800
- Gross yield
- 2.6% to 4.3%
- Rental contracts
- 158
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $2,900 to $3,000 | 4.3% | 64 |
| 2-bedroom | $3,900 | $3,800 to $4,100 | 2.9% | 51 |
| 3-bedroom | $5,000 | $4,780 to $5,300 | 2.9% | 40 |
| 4-bedroom | $5,800 | — | 2.6% | 3 |
Rental contracts at Bartley Residences
158 contracts, Sep 2025 to Aug 2026 · median $3,800 a month · $2,700 to $6,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,850 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bartley Residences By stack
- Highest, stack 35
- $1,961 psf
- Lowest, stack 48
- $1,412 psf
- Stacks with 2+ resales
- 44
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,877 psf | 1,066 sq ft | Levels 6 to 9 | 3 |
| 03 | $1,428 psf | 1,378 sq ft | Levels 5 to 8 | 3 |
| 04 | $1,865 psf | 1,378 sq ft | Levels 3 to 13 | 5 |
| 05 | $1,515 psf | 915 sq ft | Levels 5 to 12 | 3 |
| 06 | $1,681 psf | 1,184 sq ft | Levels 4 to 7 | 4 |
| 07 | $1,901 psf | 1,076 sq ft | Levels 1 to 12 | 3 |
| 09 | $1,685 psf | 904 sq ft | Levels 4 to 12 | 4 |
| 10 | $1,631 psf | 463 sq ft | Levels 1 to 8 | 4 |
Show the other 36 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,669 psf | 1,362 sq ft | Levels 6 to 13 | 2 |
| 12 | $1,754 psf | 463 sq ft | Levels 2 to 10 | 2 |
| 13 | $1,594 psf | 1,168 sq ft | Levels 1 to 13 | 4 |
| 14 | $1,783 psf | 797 sq ft | Levels 8 to 13 | 3 |
| 15 | $1,686 psf | 872 sq ft | Levels 5 to 13 | 5 |
| 16 | $1,692 psf | 517 sq ft | Levels 2 to 5 | 2 |
| 18 | $1,743 psf | 797 sq ft | Levels 1 to 14 | 11 |
| 19 | $1,750 psf | 1,066 sq ft | Levels 2 to 4 | 2 |
| 20 | $1,672 psf | 1,033 sq ft | Levels 1 to 14 | 3 |
| 21 | $1,647 psf | 807 sq ft | Levels 2 to 12 | 3 |
| 22 | $1,827 psf | 904 sq ft | Levels 4 to 11 | 3 |
| 24 | $1,729 psf | 1,163 sq ft | Levels 11 to 15 | 3 |
| 25 | $1,789 psf | 463 sq ft | Levels 6 to 17 | 7 |
| 26 | $1,594 psf | 1,098 sq ft | Levels 5 to 15 | 5 |
| 27 | $1,751 psf | 797 sq ft | Levels 4 to 17 | 6 |
| 28 | $1,858 psf | 872 sq ft | Levels 4 to 16 | 5 |
| 29 | $1,746 psf | 463 sq ft | Levels 6 to 17 | 7 |
| 30 | $1,776 psf | 1,098 sq ft | Levels 3 to 15 | 5 |
| 31 | $1,585 psf | 797 sq ft | Levels 3 to 17 | 2 |
| 32 | $1,787 psf | 1,066 sq ft | Levels 5 to 13 | 6 |
| 33 | $1,918 psf | 1,346 sq ft | Levels 7 to 14 | 5 |
| 34 | $1,722 psf | 463 sq ft | Levels 4 to 17 | 6 |
| 35 | $1,961 psf | 1,163 sq ft | Levels 6 to 16 | 5 |
| 36 | $1,565 psf | 1,066 sq ft | Levels 6 to 17 | 4 |
| 37 | $1,469 psf | 797 sq ft | Levels 4 to 11 | 2 |
| 38 | $1,539 psf | 1,098 sq ft | Levels 3 to 7 | 3 |
| 39 | $1,689 psf | 463 sq ft | Levels 4 to 16 | 5 |
| 40 | $1,875 psf | 1,163 sq ft | Levels 10 to 15 | 3 |
| 41 | $1,548 psf | 807 sq ft | Levels 5 to 8 | 2 |
| 43 | $1,817 psf | 1,087 sq ft | Levels 5 to 16 | 4 |
| 44 | $1,793 psf | 463 sq ft | Levels 6 to 15 | 2 |
| 45 | $1,748 psf | 1,480 sq ft | Levels 11 to 17 | 2 |
| 46 | $1,738 psf | 872 sq ft | Levels 5 to 17 | 4 |
| 47 | $1,563 psf | 797 sq ft | Levels 1 to 17 | 5 |
| 48 | $1,412 psf | 1,098 sq ft | Levels 1 to 14 | 3 |
| 49 | $1,772 psf | 463 sq ft | Levels 10 to 16 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bartley Residences Notes
How these numbers are worked out
- Grade S places Bartley Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,859 psf at Bartley Residences against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,793 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (3 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 26 resale caveats at Bartley Residences ranged from $1,543 psf to $2,064 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bartley MRT (CC12), 70 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Bartley Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.